IREDELL COUNTY DEVELOPMENT SERVICES

Planning Division

SPECIAL USE STAFF REPORT

BOA CASE # 151217-2

STAFF PROJECT CONTACT: Rebecca Harper

EXPLANATION OF THE REQUEST

The applicant is requesting a Special Use permit for a solar farm per Chapter 3, R65 of

the Iredell County Land Development Code.

OWNER/APPLICANT

OWNER: Ann Reitzel Hart Applicant: Louis Iannone

345 E. Prospect Ave Tripple State Solar LLC

Lake Bluff, IL 60044 50101 Governor’s Drive, Suite 280

Chapel Hill, NC 27527

PROPERTY INFORMATION

LOCATION: 390 Knox Farm Road in Statesville,

N.C.; more specifically identified as

PIN#4772755803.

DIRECTIONS: Highway 70 east, right on Knox

Farm Road, on right.

SURROUNDING LAND USE: This property is

surrounded by residential and agricultural

uses.

SIZE: The property is 117.47 acres, but 39.81

acres will be used for the solar farm.

EXISTING LAND USE: The property is currently

under deferment as a farm.

ZONING: The property is currently zoned RA

(Residential Agricultural).

FINDINGS OF FACT

1. The request is for a Special Use Permit for a solar farm per Chapter 3, R65 of the

Iredell County Land Development Code.

2. The property is 39.81 acres of a 117.47 acre tract located at 390 Knox Farm Road in

Statesville, N.C.; more specifically identified as PIN#4772755803.

3. The property is currently zoned RA (Residential Agricultural).

4. The application was filed on 11/13/15.

5. The adjoining property owners were notified on 12/4/15.

6. The property was posted on 12/2/15.

STAFF COMMENTS

This is only the second request we have had for a solar farm since we added the use

and requirements to the Land Development Code in 2013. The information provided

has been reviewed and meets the requirements in Chapter 3, R 65 as well as the site

plan requirements.

EXHIBITS

Staff Exhibit 1. Special Use Application

Staff Exhibit 2. Site Plan

Staff Exhibit 3. Chapter 3, R 65

Staff Exhibit 4. Adjoining Owners and Zoning Map

Staff Exhibit 5. 2014 Aerial Map

Staff Exhibit 1

Glare Study Conclusions

Staff Exhibit 2

Staff Exhibit 3

Chapter 3 Performance Requirements

R65 Solar Farms

A. Solar collection devices shall be designed and located to avoid glare or reflection

onto adjacent properties and adjacent roadways and shall not interfere with traffic

or create a safety hazard.

B. Solar farms shall not be located within an airport primary approach zone as

described in Section 4.6.1.

C. Solar devices within a solar farm must be enclosed by a fence at least six (6) feet in

height and must have clearly visible warning signage concerning voltage.

D. An emergency shut-off mechanism is required and notice of its location should be

submitted to Iredell County Emergency Management. The mechanism shall be

clearly identified and unobstructed and shall be noted clearly on the site plan.

E. No business signs, billboards, or other advertising shall be installed on a solar device.

F. The property owner shall have six (6) months to complete decommissioning of the

solar facility if no electricity is generated for a continuous period of twelve (12)

months. A project is properly decommissioned when all structures and equipment

are removed and the site is re-vegetated.

Applicant must submit decommissioning plans that describe the anticipated life of

the solar project, the party responsible for decommissioning, the estimated

decommissioning costs in current dollars, and the method for ensuring that funds will

be available for decommissioning and restoration.

G. The applicant shall be required to provide written documentation stating that the

facility is in compliance with all applicable Federal and State regulations.

H. Setbacks

1. A solar device within a solar farm may not be closer than 500 feet to any existing

residential dwelling, excluding any dwellings on the same parcel of land as the

device.

2. Solar collection devices must be set back fifty (50) feet from any property line.

I. Solar collection devices attached to rooftops or buildings are exempt from

requirements C and H above.

J. This section does not pertain to solar devices generating energy solely for on-site

use.

(amended 3/5/13, TA-2012-02)

Special Use Permit Check Sheet

1. The Special Use will not materially endanger the public health or safety if located where

proposed and developed according to the plan as proposed.

2. The Special Use meets all required criteria and specifications of the Iredell County Land

Development Code.

3. The Special Use will not substantially injure the value of the adjoining or abutting property

or it is a public necessity.

4. The Special Use will be in harmony with the area in which it is located and will be in general

conformity with the plan of development of the county.

Dellinger

Carrington

Brater

True False Shoe

West

Gregory

True False Johnson

Boyce

McCombs

True False Total

Dellinger

Carrington

Brater

True False Shoe

West

Gregory

True False Johnson

Boyce

McCombs

True False Total

Dellinger

Carrington

Brater

True False Shoe

West

Gregory

True False Johnson

Boyce

McCombs

True False Total

Dellinger

Carrington

Brater

True False Shoe

West

Gregory

True False Johnson

Boyce

McCombs

True False Total